The Corporation of the District of Central Saanich

Transcription

1 The Corporation of the District of Central Saanich COMMITTEE OF THE WHOLE REPORT For the Committee of the Whole meeting on May 23, 2017 To: Bruce Greig Director of Building and Planning Services File: /17 From: Kristina DeMedeiros Building Inspector Priority: Strategic Operational Date: May 16, 2017 Re: West Saanich Road - DVP for signage RECOMMENDATIONS: That Council, with respect to the proposed signage for the new Pharmasave business at # West Saanich Road: 1. give notice of intent to consider issuing a Development Variance Permit (DVP) that would: a. increase the window sign coverage from 15% to 54.73%; b. install a fascia sign on the front (west) building elevation with increased projection from the building from 15cm (6") depth to 20cm (8"); c. install fascia sign on the south elevation: i. with increased projection from the building from 15cm (6") depth to 20cm (8"); ii. which does not face upon a parking area or street frontage; and, 2. indicate whether there is support to include notice to consider an additional variance to increase the maximum permitted height of the south fascia sign from 0.6m (24") to 0.92m (36.25"). BACKGROUND: Proposal 1903 Mount Newton Cross Road, Saanichton, B.C. V8M 2A9 Phone: Fax:

2 To: Bruce Greig, Director of Building and Planning Services May 16, 2017 For: May 23, 2017 Committee of the Whole Re: West Saanich Road - DVP for signage Signarama has applied on behalf of CNJA Holdings / BC Ltd. (DBA Pharmasave #162) to vary Section 62(1)(e) of the Central Saanich Land Use bylaw in order to increase the maximum coverage percentage for window signs (from 15% to a proposed 54.73%); and Sections 60, 63(5)(a), and 64(3) to allow a fascia sign facing other than the parking area or street frontage. The applicants have also requested to vary the maximum size of a fascia sign from 60cm (24 inches) in height and 15cm (6 inches) in depth to 92cm (36.25") in height and 20cm (8 inches) in depth. Site and Surrounding Area The subject property is located in the Brentwood village, on the east side of West Saanich Road, just north of Wallace Drive. The application affects unit #101 in the development at 7111 West Saanich Road, this is the commercial suite occupying the main level of the building facing West Saanich Road. For reference, development permit drawings of the subject property are attached. The property is zoned Core Commercial (C-1) and is designated as Commercial/Mixed-Use on the OCP Land Use Plan, and it is located within the Brentwood Bay Village and Moodyville Commercial/Mixed Use Development Permit Area. DISCUSSION: Advisory Planning Commission The Advisory Planning Commission previously considered a report with respect to the window coverage variance application (from 15% to 64.75%) on the 15th of March, 2017, and passed the following resolution: That the APC encourages Council to request the applicant to find an alternate solution for the signage that would be appropriate for the aesthetics of the new building and to not include entire coverage of the windows. [Carried with 2 opposed] Since that time, the applicants have revised their design for the window signage somewhat and the new proposal has been presented to the APC again in hopes of securing a more positive recommendation to Council. On the 10th of May, 2017, the Advisory Planning Commission (APC) reviewed a staff report with respect to the revised application and passed the following resolution: That the APC recommends to Council its support for the current version of the window graphics. That the APC recommends to Council that it does not recommend the second sign on the south face of the building be allowed. Planning Department Comments The applicants have worked to significantly increase the street level visibility by reducing window signage area and removing portions of the 'frosted glass' applications. Detailed drawings of the proposed signs are attached to this report, which includes the window signage percentage for each grouping of glazing facing in one direction, the average of all window signage being 54.73% of the total glazing area. There are also two fascia signs proposed which project 20cm from the face of the building, where 15cm is allowed by bylaw. Given the Official Community Plan supports individual cut-out

3 To: Bruce Greig, Director of Building and Planning Services May 16, 2017 For: May 23, 2017 Committee of the Whole Re: West Saanich Road - DVP for signage letters, staff feel that the additional 5cm depth to accommodate the sign construction has minimum affect on the overall design. Please note that the APC was not requested to specifically comment on the projection of the two fascia signs. The south facing fascia sign is proposed to be approximately three feet in height, taller than the two feet (0.6m) permitted by bylaw. Even though the overall sign dimensions are taller, the individual letters comply with the maximum 0.6m height. The OCP supports this, as detailed in Section : Individual cut-out or silhouette letter signs mounted on storefronts are acceptable, with or without illumination. Individual letters should not exceed 0.6m in any dimension. Staff appreciate the desire for a business to effectively advertise their location; however the APC had concerns about the number of signs proposed, as well as the location of the south fascia sign, visible to pedestrians and traffic traveling northbound on West Saanich Road. Council could consider the recommendation to permit a sign on the south elevation, however, not allow the variance for the increased fascia sign height. This would be more consistent with what is proposed for the front of the building, and comply with the maximum overall height of 0.6m as required by bylaw. Brentwood Bay Village and Moodyville Commercial/Mixed Use Development Permit Area The subject property is located within the Brentwood Bay Village and Moodyville Commercial/Mixed-Use Development Permit Area. The overall purpose of this Development Permit (DP) area is to ensure a high quality public realm that contributes to and reinforces the unique sense of place and identity in the village and enhances pedestrian activity, safety, and comfort. The DP area guidelines for Brentwood Bay Village include Section "Encourage Excellence in the Design and Construction of Signs". This Section does not specifically exclude large scale window signage, but it does caution that national restaurant and retail chains often have standards for size, colour, and placement that do not recognize local context. the proliferation of these standard signs is a major cause of generic strip character across North America. Although the updated window sign design still exceeds maximum coverage set out in the Land Use Bylaw, the applicant has clearly made an attempt to improve the design by reducing the amount of coverage since the application was first presented to the APC. CONCLUSION: Subject to public comment, staff recommend that Council give notice to consider authorizing the requested DVP for signage. If supported by Council, staff will undertake the required notification for the Development Variance Permit. Upon issuance of the DVP, the applicant could then proceed with the sign permit and installation. Kristina Demedeiros Building Inspector ATTACHMENTS: Site Context Plan Updated Sign Details Endorsed by: Bruce Greig, mcip. bcsla

4 To: Bruce Greig, Director of Building and Planning Services May 16, 2017 For: May 23, 2017 Committee of the Whole Re: West Saanich Road - DVP for signage Director of Planning & Building Service I concur with the recommendation contained in this report Liz Cornwell Deputy Chief Administrative Officer

5 SITE CONTEXT PLAN T IIl V/est Saanich Rd LEGND SUBJECT SITE ecale 1, (o + N 1250,% -fl lr-,frú ^oo 4v,{rú ltas A t 1255 RM e 10 ìd o N ù ^te P1 P 71 "p lr) r) l RI\& Ol o t A oo o 53? =3 (o@ +t.) r) lr) f.- It o lf) Ð o, 7060 (o lf) t) COLUMBIA O -J o_ Lrl J ô t- Lrl J U) LE BUREL WeEt

6 WINDOW / DOOR GRAPHICS TOTAL SQ. FT. TOTAL COPY AREA: SQ. FT. TOTAL % COPY AREA: 54.73% TOTAL COPY AREA: SQ. FT SQ. FT. TOTAL % COPY AREA: 44.44% SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT CURVE UP SQ. FT CURVE DOWN BOLLARD IN HIDDEN LINE, TYPICAL EXISTING TREE FROSTING FILM, TYPICAL SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT SQ. FT 7.88 SQ. FT 7.88 SQ. FT TOTAL COPY AREA: 90.3 SQ. FT SQ. FT. TOTAL % COPY AREA: 34.05% SQ. FT SQ. FT SQ. FT x SQ. FT SQ. FT INTERIOR INTERIOR Note: Colors on the monitor or regular print paper will be slightly different from the final product as most monitors and digital printer are not calibrated. If you product is color sensitive please inform us before signing off the proof. Please check layout( artwork, spelling, dimensions) and fax back with signature. Production cannot begin until written approval is received. SIGNARAMA is not responsible for any errors in spelling, layout, or dimension that have been approved by the customer. The proof is for listed items only. REVISION NO. DESIGNER INITIAL MR THIS ORIGINAL DESIGN AND ALL INFORMATION CONTAINED THERE IN IS THE PROPERTY OF SIGNARAMA SURREY AND ITS USE IN ANYWAY OTHER THAN AS AUTHORIZED IS EXPRESSLY FORBIDDEN, SIGN AND ARTWORK REMAIN THE PROPERTY OF SIGNARAMA.

7 WINDOW / DOOR GRAPHICS SQ. FT SQ. FT BOLLARD IN HIDDEN LINE, TYPICAL SQ. FT SQ. FT TOTAL COPY AREA: SQ. FT SQ. FT SQ. FT SQ. FT TOTAL COPY AREA: SQ. FT SQ. FT SQ. FT TOTAL % COPY AREA: 42.69% TOTAL % COPY AREA: 37.91% SQ. FT 6.61 SQ. FT SQ. FT. TOTAL COPY AREA: SQ. FT. TOTAL % COPY AREA: 86.31% Note: Colors on the monitor or regular print paper will be slightly different from the final product as most monitors and digital printer are not calibrated. If you product is color sensitive please inform us before signing off the proof. Please check layout( artwork, spelling, dimensions) and fax back with signature. Production cannot begin until written approval is received. SIGNARAMA is not responsible for any errors in spelling, layout, or dimension that have been approved by the customer. The proof is for listed items only. REVISION NO. DESIGNER INITIAL MR THIS ORIGINAL DESIGN AND ALL INFORMATION CONTAINED THERE IN IS THE PROPERTY OF SIGNARAMA SURREY AND ITS USE IN ANYWAY OTHER THAN AS AUTHORIZED IS EXPRESSLY FORBIDDEN, SIGN AND ARTWORK REMAIN THE PROPERTY OF SIGNARAMA.

8 25'- 8" 2'-0" 17'-3 5 8" SIGN AREA: SQ. FT 6'-6 2'-0" 3'-0 1 4" 9'-6" F - ILLUMINATED CHANNEL LETTER 3 5 SIDE 1 STANDOFF FRONT SQ. FT SIGN AREA TOTAL COPY AREA TOTAL% 31.33% Note: Colors on the monitor or regular print paper will be slightly different from the final product as most monitors and digital printer are not calibrated. If you product is color sensitive please inform us before signing off the proof. Please check layout( artwork, spelling, dimensions) and fax back with signature. Production cannot begin until written approval is received. SIGNARAMA is not responsible for any errors in spelling, layout, or dimension that have been approved by the customer. The proof is for listed items only. REVISION NO. DESIGNER INITIAL MR THIS ORIGINAL DESIGN AND ALL INFORMATION CONTAINED THERE IN IS THE PROPERTY OF SIGNARAMA SURREY AND ITS USE IN ANYWAY OTHER THAN AS AUTHORIZED IS EXPRESSLY FORBIDDEN, SIGN AND ARTWORK REMAIN THE PROPERTY OF SIGNARAMA.